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HomeMy WebLinkAboutminutes.hpc.19980610 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF Meeting was called to order by chairperson Suzannah Reid with Roger Moyer, Gilbert Sanchez, Melanie Roschko, Susan Dodington, Heidi Friedland and Jeffrey Halferty present. Mary Hirsch was excused. MOTION: Heidi moved to approve the April 22, 1998 minutes; second by Gilbert. All in favor, motion carried. WORKSESSION scheduled for June 17th at 5:00 p.m. Agenda will be HPC goals and demolition issues. 303 E. MAIN - AWNING PATIO FURNITURE Julie Ann Woods, planner stated that an administrative sign offwas done on 303 E. Main for an awning on the non-historic portion of the property and patio furniture. Melanie asked about the landscape plan and the planters. Part of the approval to allow them to take the grass out and put a patio in was the addition of planter boxes on the patio. JeffreY, who represents Matsushisa restaurant relayed that there is a dispute concerning the planters between the landlord and tenant. Also the rooftop equipment has been painted. Suzarmah stated that she and Roger did a site visit and the rooftop equipment was to be painted black. She still feels additional work needs done to conceal the equipment. Other members agreed. COMMISSIONER COMMENTS Melanie inquired about the Isis Theatre as nothing is happening. Staff relayed that they will look into the situation. Melanie also stated that on 918 E. Cooper the building department made an amendment to the plan related to the roof and she suggested that trees be ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF planted in front so that visually it is blocked from the street. Her concern is the follow-up on the trees as it will improve the aesthetics o£the building. Roger stated that L'Auberge's buildings have a presentation to the court yard and nothing to the street. Roger stated that he does not remember not having doorways on the street. A good landscape plan would help layer the vertical feeling to soften it. 101 - 105 E. HALLAM - PARTIAL DEMOLITION - PH ON RESIDENTIAL DESIGN STANDARDS Mitch Haas summarized the requests from the last HPC hearing and how the applicant responded. On the West elevation dormer windoWs they have all been redesigned to reduce the sizes. The tops of the windows would all align with each other. The symmetry between the windows would be increased and the spacing more uniform. The tops of the windows now contain arched forms which are an attempt to compliment the arched windows on the north elevation as well as the lentil above the historic window on the West and east elevation. The glazing on the northern most dormer on the east elevation has also been redesigned to match the glazing proposed on the west elevation. The south elevation or alley side glazing has been redesigned with three double hung windows separated from one another with arched windows above them that separate. The light wells facing Garmisch St. are justified providing some landscaping or screening is in place. They are the minimum to comply with the building code and are 30 to 35 feet from the street. The proposal for the basement door on the historic house is to place it where a window once was. An historic opening in the wall would be used as a door. Staff feels this is appropriate but the historic bricks should be reused to fill in where the door came from. Sworn in were: Alan Busch Augie Reno Lisa Gotleib Busch Sven Alstrom Philip Hodgson 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNEI0, 1998 Melanie felt that the arched windows on the south elevation should be lowered in order for the proportions to be the same. Chairperson Suzarmah Reid opened the public hearing. Sven Alstrom, architect presented a letter for the HPC and City Council with 20 signatures of residents. They want HPC to look at the goals of preservation first and not small steps along the way that rationalize a decision. The main objection is to the framing of the original roof of the house. He also stated that the project should be looked at as conceptual as it is too major to be considered as partial. Philip Hodgson relayed that the design is coming out of everywhere on the house and it is too major. He reiterated the review standards and does not feel this design complies with the standards. Mitch stated that the second story is not original to the structure. The historic elements are the east, west and north lower elevations and the shed. Heidi stated that the roof that exists is not the original historic roof. Mitch relayed that the new proposal alludes more to the original roof design, which was a hipped roof. Gilbert stated that the proposal is much improved with the larger mullion window treatment on the south elevation. Change of the column is helpful.. He felt that the partial demolition is justified for what the applicant is trying to accomplish with the little bungalow. Standard #2 is about mitigating impacts on the historic significance and the architectural character of the house. There is not a lot of the actual fabric remaining but the proposal is successful in mitigating impacts on what is remaining. It certainly is a bigger mass and has a certain kind of volume and appearance but the over all character of what is historic is maintained. 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 10. 1998 Susan stated that the roof has always bothered her and how it will look different from the twin house next door. She is concerned about the three little houses retaining their small unique Victorian style. Heidi relayed that the applicant has addressed the concerns of the board and it is more compatible than what exists there now. Her concern is the (pop top roof). The variances requested are acceptable. Jeffrey also agreed that the window mass on the south needs refined. Lowering the window heights is a suggestion~ On the west elevation there is a base pediment and the detail of how the lightwells fit against the brick pediment needs to be detailed in a drawing. Massing of the dormer on the west elevation needs looked at. Roger agreed with the statement and reiterated that he is not comfortable with the fenestration on the west side. Suzannah agreed with the board members statements. MOTION: Gilbert moved to approve the partial demolition of l Ol-105 E. Hallam St. and the proposal as submitted in the elevations June 4, 1998. A completed set of plans consistent with the verbal representations made at the public hearing to be submitted with the following conditions: 1. In the event that the existing buiMing is to be lifted, the applicant shall be required to provide a letter of credit in the amount of $30, O00 prior to building permit issuance to ensure the safe relocation of the structure back onto its new foundation. 2. The applicant shall provide information as to the current appearance of the foundation. This appearance from the outside must be retained or recreated when the building is set back in place. The house shall be placed back on the new foundation, set at the exact elevation as the house currently sits. 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF 3. Prior to building permit issuance, the applicant shah submit a structural report addressing the capability of the historic structure to withstand the construction o fa basement given the construction technique to be used. 4. Approval of the propoged "bump-out" of the recessed portion of the west elevation and the proposed double-hung window to the south of the currently recessed portion to be approved as proposed provided the window trim design and materials be approved by the assigned HPC monitor prior to installation. 5. Proposed basement door is approved. Existing salvage shouM be used to infill the opening. 6. AH proposed.windows on the non-historic portion (southerly end) of the east elevation be approved as proposed provided the window trim design and materials be approved by the assigned HPC monitor prior to installation. Z AH changes to the south elevation be approved asproposed, including a variance from the "Volume "provision of the Residential Design Standards. 8. Approval of a variance from the "Subgrade Areas "provision of the Residential Design Standards as it relates to aH lightwells on the west elevation based on a finding that such a variance is clearly necessary for reasons of fairness related to unusual site specific constraints. 9. Approval of the proposed second story and roof changes as currently proposed, subject to review and approval of materials by the assigned HPC monitor. 10. All material representations made by the applicant in this application and during public hearings shall be adhered to and shah be considered conditions of approval, unless otherwise amended by a decision-making body having the authority to do so. Motion second by Heidi, carried 4-3. Roger, no Gilbert, yes 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF Melanie, no Suzannah, yes Susan, no Jeffrey, yes Heidi, yes Jeffrey is the monitor. 234 W. FRANCIS - CONCEPTUAL/FINAL FOR GARAGE AND BREEZEWAY - CONTINUED PH Julie Ann Woods, planner presented. The commission relayed at the last meeting that there was not enough information on all the elevations to take action. Demolition was recommended finding that it was not histOric. Council has 14 days to decide whether or not they want to call up an action related to a demolition. A rear yard setback variance is being requested for two feet from the existing alley. This is needed for the turning radius to get into the garage. The sideyard variance request is zero from Second St. and there is a combined setback variance request. A sample board of materials and photo board of the neighborhood have been provided. Sworn in were: Marty Pickett Gary Wheeler Scott Lindeau Joan Lang The board had concerns with the breezeway connection. Scott reported that the building code regulation requires it for fire code separation. The garage is being moved two feet for turning radius from the alley. Previous us of the structure was for a garage and then it became living quarters and then back into a garage. The fence will be constructed back to what it was originally. Chairperson Suzannah Reid opened the public hearing. Joan Lang stated that cars entered from the street not the alley. 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF Chairperson Suzannah Reid closed the public hearing. Two board members had concerns with the full glass connector and that the project has gotten too massive moving the building closer and adding a solid element even though it is glass on both sides. Other members had no problems with the proposal except that the fence should be saved as it is a Bayer design. All elements removed shall be restored and replaced from the same area from which they were removed. MOTION: Roger moved to approve conceptual and final plans for the garage and breezeway connection and setback variances for 234 W. Francis subject to the following conditions: 1. The garage will be constructed with the materials indicated and location set forth on the drawings submitted, dated Received, May 29, 1998 in the Community Development Dept. 2. The proposed garage shall be granted the following variances: thereat yard setback shall be established at 2 ', thereby granting an 8' variance; the sideyard setback along 2nd St. shall be 0', thereby granting a 12 '4" variance. 3. All conditions of the Oct. 8, 1997; December 10, 1997; January 28, 1998, and May 27, 1998 approvals must be met. 4. All material representations made by the applicant in this application and during public hearings shall be adhered to and shall be considered conditions of approval, unless otherwise amended by a decision-making body having the authority to do so. 5. All elements removed shall be restored and replaced from the same area from which they were moved. Motion second by Heidi. Motion carried 5-2. Susan, no Gilbert, yes Suzannah, yes 7 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 107 1998 Melanie, no Roger, yes Heidi, yes Jeffrey, yes Scott relayed to the board that the proposed connection is two feet lower than what was previously presented. 706 W. MAIN - FINAL DEVELOPMENT Mitch Haas, planner presented. The applicant responded positively to the recommendations at conceptual. The porch will not be moved to the east but it will be enclosed behind the existing beams and columns with glass. After looking at the plans staff feels it will not compromise the historical integrity of the house. A flagstone patio is proposed without a roof overhang and a single door as opposed to French doors. All the windows have been given a vertical orientation. Stafffeels that the windows which would require a variance from Ord, #30 would not compromise the community goals which are part of that ordinance. Two setback variances are being requested. Melinda Goldrich, owner was sworn in. Melinda stated that the glass will be behind the railing and the existing brackets will be reinstalled. The new doors will have glass and wood and will be similar to what presently exists. A screen door will be installed. It will be somewhat transparent. Melanie relayed that the back seems very complicated compared to the rest of the elevations. The treatment of the proposed entry is reversible and the board was in favor of the proposal and design. MOTION: Jeffrey moved to approve the final development for 706 W. Main with the following conditions: 8 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 10. 1998 L The enclosing ofthefrontporch is hereby approved as proposed with the design of the door to be approved by staff and monitor. 2. The future removal of the aluminum siding and restoration of the original wood siding is hereby approved. The shutters on the front of the houses may also be removed if they are found to not be part of the original structure. The details of this work (residing and/or shutter removal) and the selection of the needed materials will be subject to review and approval by the HPC Monitor and Community Development Department staff. 3. The proposedJTagstone patio and associated path, as well as the single door to access said patio are hereby approved as proposed. 4. The expansion of the kitchen area and the new garage with a bedroom above (including the semi-hexagonal element on the roof of the sleeping loft above the garage) are hereby approved as proposed, subject to the HPC monitor's approval of materials prior to installation. 5. The design of the windows on all portion of the new addition are hereby approved as proposed. 6. A variance from the "Volume "provision of the Residential Design Standards (Section 26.58.040(F)(12) of the Aspen Municipal Code) is hereby granted to allow the installation of the three (3) windows proposed in the semi-hexagonal roof tower of the sleeping loft above the garage. 7. This final approval shall include the granting of a west side yard setback variance of 2 feet and a rear yard setback variance of l0 feet. Roger second the motion. All in favor, motion carried 7-0. Melanie will be the monitor. 208 1/2 E. MAIN STREET - MINOR DEVELOPMENT 9 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 107 1998 Heidi stepped down. Julie Ann Woods, planner presented. There is an existing fence with a roofed enclosure and the proposal is to install a solid wall and door and enclose it as part of the permanent structure. This outbuilding is very old and it would not increase the FAR. Existing materials will be used. The structure is being used as an office. The proposal does not detract from the historic significance of the building. The siding will match the existing and a tin roof is proposed. Tim Semyau was sworn in. Tim Semrau architect for the project relayed that this was the Black Shack studio. The enclosure would become an office. Photos of the proposed door were presented for the records. MOTION: Jeffrey moved to approve the minor development for 208 1/2 E. Main with the following conditions to be met: .~, 1. The siding shall match the existing rusted metal along the north elevation and the vertical wood siding along the west elevation. 2. The roof material will match the existing tin, with a modified pitch as shown in the drawings. 3. All material representations made by the applicant in this application and during public hearings shall be adhered to and shall be considered conditions of approval, unless otherwise amended by a decision-making body having the authority to do so. 4. The photograph of the proposed door presented is Exhibit III for the records. Roger second the motion. All in favor, motion carried 6-0. 10 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 107 1998 950 MATCHLESS DRIVE - LANDMARK DESIGNATION - PH Heidi seated. David Hoefer, Assistant City Attorney informed the board that the affidavit of posting is in order and HPC has jurisdiction to proceed. Roger informed the board that the little cottages were moved to the area around 1964 by Luke Anthony. Mitch Haas, planner presented. The area retains character of old Aspen. The proposal meets three of the five criteria and only two are required for designation. The site contains two separate structures, the existing house which was built in the 1880's and it is a 963 square foot two story cross gable L shaped house. The other structure is a non-historically significant 610 square foot building and is used as a garage and is now under construction to add an accessory dwelling unit above the garage. Sworn in was Alan Becker, owner. Alan stated that the incentive program for historic landmarking is a good program. The incentives are very positive and applicable to this project. Gilbert asked Alan what incentives he was going to take advantage of. Alan replied only the ADU. It will be several years before he works on the house. MOTION: Susan moved to recommend approval of landmark designation for 950 Matchless Drive finding that standards B (architectural importance) D(neighborhood character) and E (community character) of Section 26. 76. 020 [tre met. Motion second by Roger. All in favor, motion carried 7-0. 11 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF 420 W. FRANCIS ST. - TEMPORARY RELOCATION - CONCEPTUAL/FINAL DEVELOPMENT - PH Julie Ann Woods, Planner presented. The house is to be lifted, excavate a basement and put back on a new foundation. There is also a request for a porch enclosure located at the back of the houses, offthe kitchen with new windows. Two window wells are being proposed for the east and one for the west side of the property for the basement. Sworn in: Jim Columbo Steve Buettow Jim informed the board that the house would be lifted up four feet and kept in the exact location. Bailey's will be doing the house move and a letter of credit will be provided. The house, elevation wise and physicality wise there will be no changes other than you will see from the east and west which are the two side yards you will see a six inch stone window well. The second part of the request is for an enclosure of 24 square feet at the porch area. They have three other entrances and desire to close the fourth one. A bay widow is proposed offthe kitchen. Both occur on the south side which is a non-historic structure area. No variances are required. A few board members had concerns about the pediment over the bay window. Jim relayed that the pitch and gabled could be changed but the design coordinates with the other existing lines. Suzarmah inquired about the excavation approach. Jim stated that they will come for the excavation from the street side and the fence will be taken down. There is a fruit tree less than five inches in diameter that will be removed and two on the side that will be removed. Chairperson Suzannah Reid opened the public hearing, no public comments. Public hearing closed. 12 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 107 1998 MOTION: Roger moved to approve the temporary relocation of 420 W. Francis St. conceptual/final review of the non-historic porch enclosure and bay windows at the rear of the houses, and three new window wells, with the following conditions: 1. ,4 letter of cred# in the amount of $30,000 is to be provided prior to a [?uilding permit to ensure the safe relocation of the building back onto the new foundation. 2. The window wells are to be located as shown on the east and west sides of the house as presented on drawings .45.2 and SP2 by the applicant. 3. The applicant shall provide information as to the current appearances of the foundation. This appearance must be retained or re-created when the building is set back in place. The foundation will be faced with the stone rubble as a veneer on a new concrete foundation. The house will be placed back on the new foundation, set at the exact same elevation as the house currently sits. 4. The applicant shall provide a drawing showing the method of this temporary relocation, including the I'beam location and appropriate bracing, prior to a building perm#. 5. The applicant shall submit a structural report addressing the capability of the structure to withstand the temporary relocation prior to a building permit. 6. No exterior materials on any part of the historic structure may be removed without the prior approval of HPC, excepting those areas that were approved for remodeling on November 12, 1997 and Deeember 17, 1997. Motion second by Melanie. All in favor, motion carried 7-0. 13 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 10; 1998 SUNDECK AREA DEVELOPMENT REFERRAL NO-MINUTES MOTION: Roger moved to adjourn; second by Melanie. ,4ll in favor, motion carried. Meeting adjourned at 7:30 p.m. Kathleen J. Strickland, Chie£Deputy Clerk 14 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 10, 1998 303 E. MAIN - AWNING PATIO FURNITURE ........................................................................................ 1 101 - 105 E. HALLAM - PARTIAL DEMOLITION - PH ON RESIDENTIAL DESIGN STANDARDS ................................................................................................................................................. 2 234 W. FRANCIS - CONCEPTUAL/FINAL FOR GARAGE AND BREEZEWAY - CONTINUED 706 W. MAIN - FINAL DEVELOPMI~NT ................ ~ ............................... ~ ................................................. 8 208 1/2 E. MAIN STREET - MINOR DEVELOPMENT .......................................................................... 9 950 MATCHLESS DRIVE - LANDMARK DESIGNATION - PI-I ....................................................... 11 420 W. FRANCIS ST. - TEMPORARY RELOCATION - CONCEPTUAL/FINAL DEVELOPMENT - PH ............................................................................................................................................................... 12 SUNDECK AREA DEVELOPMENT REFERRAL ................................................................................. 14 NO-MINUTES ............................................................................................................................................. 14 15